1901 Pullman Ct · Jacksonville, FL 32209

$92,500

2 bd · 1.0 ba · 969 sqft · SingleFamily public records · 168 Days on market

Built 1951 7,405 sqft lot Est $101k · 8% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.6/30.0
• ARV discount +11.2/15.0
• DSCR +9.1/10.0
• 1% rule +6.5/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property is part of a portfolio and may be sold individually or as part of a package. Step into this solid 2-bedroom, 1-bath home offering 969 sq ft of updated living space located on a quiet cul-de-sac. Built in 1951, this property blends lasting construction with modern updates — featuring a 2020 roof, fresh interior and exterior paint, and a layout that's move-in ready from day one. The spacious lot provides plenty of room for outdoor enjoyment, parking, or future improvements. With its quiet setting at the end of a cul-de-sac and proximity to schools, parks, and commuter routes, this property makes a smart addition to any investment portfolio or a great start for a first-time

Key facts

• Cul-de-sac lot
• Proximity to schools
• 2020 roof

Tags

• CUL-DE-SAC LOT
• UPDATED LIVING SPACE
• 2020 ROOF
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• PROXIMITY TO SCHOOLS

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One story; Entry level: 1
• Construction: Frame construction; Shingle roof
• Exterior features: Located on a cul-de-sac; City street frontage; Asphalt road surface

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (entry level)
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fan(s); Eat-in kitchen; Primary bathroom with tub and shower
• Laundry & utility: In-unit laundry with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.9% in Jacksonville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#50 in FL, #911 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Duval (urban): math 46% / reading 45% proficiency, ranked #48 of 73 in FL (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.8%/yr); 399 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 42% of the median local income ($31k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $640 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Duval County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $58k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.43%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $100,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 Pullman Ct	0.00mi	2/1.0	969 (0%)	0mo	$98,000	$101	100
1751 W 20th St	0.17mi	2/1.0	880 (-9%)	2mo	$27,500	$31	75
1924 McMillan St	0.44mi	2/2.5	1,022 (+6%)	4mo	$209,020	$205	61
1526 W 14th St	0.48mi	3/1.0 (+1)	916 (-6%)	3mo	$95,000	$104	61
1725 Seminary St	0.60mi	3/1.0 (+1)	996 (+3%)	3mo	$88,000	$88	60
1519 8th St W	0.68mi	3/1.0 (+1)	996 (+3%)	0mo	$20,000	$20	58
2208 W 17th St	0.55mi	3/1.0 (+1)	924 (-5%)	4mo	$80,000	$87	58
2715 Myrtle Ave N	0.75mi	2/1.0	900 (-7%)	3mo	$98,000	$109	51
1783 W 10th St	0.38mi	3/2.0 (+1)	1,084 (+12%)	3mo	$211,020	$195	51
2009 Almeda St	0.72mi	3/1.0 (+1)	889 (-8%)	2mo	$43,000	$48	46
1596 W 30th St	0.64mi	3/2.0 (+1)	1,052 (+9%)	4mo	$180,017	$171	44
2229 W 12th St	0.64mi	3/2.0 (+1)	1,100 (+14%)	1mo	$135,000	$123	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-547
• Equity at exit: $13,792

10-year hold

• IRR: 7.9%
• Equity multiple: 1.57×
• Total profit: $14,673
• Equity at exit: $7,998

Cash invested: $25,900 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32209

• Home prices YoY: -22.1%
• Rents YoY: 1.8%
• Active inventory: 399
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,060 high
• Mortgage (P&I): −$485
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $247

Break-even live

Break-even rent $747

Max offer price $92,500

Occupancy floor 72%

Sensitivity live

Price	-10% $299	-5% $273	+0% $247	+5% $220	+10% $194
Rent	-10% $163	-5% $205	+0% $247	+5% $289	+10% $330
Rate	-1.0pp $293	-0.5pp $270	base $247	+0.5pp $223	+1.0pp $198

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1901 Pullman Ct Jacksonville, FL	2.0	1.0	969	$1,295	$1.34	8d	1	0.04mi
1971 W 22nd St Jacksonville, FL	3.0	1.0	1094	$1,095	$1.00	8d	1	0.20mi
1968 W 23rd St Unit Main Jacksonville, FL	3.0	2.0	1106	$1,400	$1.27	22d	1	0.22mi
1824 W 14th St Unit 3 Jacksonville, FL	2.0	1.0	674	$775	$1.15	25d	1	0.23mi
1845 W 13th St Unit 1 Jacksonville, FL	2.0	1.0	800	$850	$1.06	25d	1	0.24mi
2604 McMillan St Jacksonville, FL	3.0	1.0	912	$1,100	$1.21	22d	1	0.24mi
2312 Fairfax St Jacksonville, FL	3.0	1.0	726	$650	$0.90	18d	1	0.25mi
2310 Fairfax St Jacksonville, FL	2.0	1.0	726	$600	$0.83	25d	1	0.25mi
2306 Fairfax St Unit 1 Jacksonville, FL	3.0	1.0	900	$700	$0.78	25d	1	0.26mi
2306 Fairfax St Unit 3 Jacksonville, FL	2.0	1.0	700	$650	$0.93	25d	1	0.26mi
2210 Pullman Ave Jacksonville, FL	3.0	1.0	940	$1,050	$1.12	4d	1	0.31mi
1645 W 23rd St Unit 2 Jacksonville, FL	3.0	1.0	912	$1,275	$1.40	25d	1	0.32mi
2052 W 17th St Jacksonville, FL	2.0	1.0	652	$975	$1.50	3d	1	0.33mi
2040 W 15th St Jacksonville, FL	2.0	1.0	1036	$1,050	$1.01	25d	1	0.33mi
1842 W 26th St Jacksonville, FL	3.0	2.0	933	$1,200	$1.29	25d	1	0.33mi
1593 W 21st St Jacksonville, FL	2.0	1.0	805	$922	$1.15	25d	1	0.36mi
1830 W 27th St Jacksonville, FL	3.0	2.0	952	$1,375	$1.44	25d	1	0.38mi
2116 McMillan St Jacksonville, FL	3.0	1.5	1120	$1,425	$1.27	22d	1	0.40mi
1923 Fairfax St Jacksonville, FL	2.0	1.0	616	$835	$1.36	15d	1	0.43mi
2016 McMillan St Jacksonville, FL	2.0	1.0	812	$650	$0.80	25d	1	0.44mi
1625 W 26th St Unit 4 Jacksonville, FL	2.0	1.0	750	$900	$1.20	25d	1	0.45mi
1625 W 26th St Unit 2 Jacksonville, FL	2.0	1.0	750	$800	$1.07	25d	1	0.45mi
1625 W 26th St Jacksonville, FL	2.0	1.0	750	$800	$1.07	3d	1	0.45mi
1526 W 22nd St Jacksonville, FL	2.0	1.0	624	$900	$1.44	17d	1	0.45mi
1523 W 15th St Jacksonville, FL	1.0	1.0	600	$925	$1.54	25d	1	0.45mi
2100 Palafox St Jacksonville, FL	2.0	1.0	750	$975	$1.30	25d	1	0.46mi
1525 W 15th St Jacksonville, FL	3.0	1.0	1100	$1,245	$1.13	25d	1	0.46mi
2036 W 11th St Jacksonville, FL	2.0	2.5	698	$1,250	$1.79	22d	1	0.46mi
1737 W 28th St Jacksonville, FL	3.0	1.0	1105	$700	$0.63	25d	1	0.47mi
2020 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	25d	1	0.48mi
2004 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	22d	1	0.49mi
2002 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	22d	2	0.49mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	5d	1	0.49mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	4d	1	0.49mi
1636 W 28th St Jacksonville, FL	3.0	2.0	912	$1,375	$1.51	25d	1	0.50mi
2000 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	25d	1	0.50mi
1863 W 29th St Jacksonville, FL	3.0	2.0	956	$1,190	$1.24	22d	1	0.50mi
1776 Spires Ave Unit 2 Jacksonville, FL	2.0	1.0	800	$1,125	$1.41	5d	1	0.51mi
1934 Ella St Jacksonville, FL	3.0	1.0	1045	$1,095	$1.05	21d	1	0.53mi
2169 W 14th St Jacksonville, FL	3.0	1.0	972	$1,200	$1.23	4d	1	0.54mi

Listing history 19 events

1. 2026-05-22
   status Pending
2. 2026-05-12
   historical Active Under Contract
3. 2026-05-06
   price $92,500
4. 2026-04-23
   price $97,500
5. 2026-04-15
   price $100,000
6. 2026-04-08
   price $102,500
7. 2026-03-27
   price $104,000
8. 2026-03-19
   price $105,000
9. 2026-03-12
   price $110,000
10. 2026-02-17
    price $115,000
11. 2026-02-10
    price $125,000
12. 2026-02-03
    price $130,000
13. 2026-01-22
    price $135,000
14. 2026-01-14
    price $140,000
15. 2026-01-06
    price $145,000
16. 2025-12-26
    status Active
17. 2025-12-03
    historical
18. 2025-11-12
    listed $150,000 Active
19. 2025-10-10
    soldstatus $338,200

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $802 · $67/mo
• Projected year-2 tax: $802 · $67/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,716
• − Mortgage interest: −$5,181
• − Property taxes: −$802
• − Insurance: −$462
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$2,691
• Taxable income: $1,544
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $2,589/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Duval
• NCES district ID: 1200480
• Math proficiency: 46% ▼ -11.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $48,987
• Composite: 38.97/100
• National rank: #4076
• State rank: #48 of 73 in FL

Livability — Jacksonville

• Score: 83/100
• State rank: #50
• US rank: #911

Category grades

Amenities A+ Commute A+ Cost of living A Crime C Employment C Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, FL
• County: Duval County · 1,015,274 people
• City population: 979,034
• Metro: Jacksonville, FL
• Population (ZIP): 34,657
• Household income: $30,514
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2921.0

Population outlook (Duval County) Hauer SSP2

• Today (2025): 1,013,010 people
• By 2030: 1,059,228 · +4.6%
• By 2040: 1,141,439 · +12.7%
• By 2050: 1,205,258 · +19.0%
• By 2075: 1,324,282 · +30.7%
• By 2100: 1,319,620 · +30.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (88%)
• Race & ethnicity: Black 88% White 5% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 1%

Political lean MEDSL · Duval

• 2024 margin: Toss-up / Even · D 48.7% · R 50.1% · Other 1.2%
• 2008→2024 swing: +0.4pp no change · 2008: -1.9pp · 2024: -1.5pp
• All cycles: 2024: R+1.5 2020: D+3.8 2016: R+1.5 2012: R+3.6 2008: R+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.92%
• Current HPI: 189.5977
• Rent YoY: ▲ 1.81%
• Metro: Jacksonville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-72.6% since first listed

19 events — show timeline

• 2026-05-22 Pending — realMLS
• 2026-05-12 Contingent — realMLS
• 2026-05-06 Price Changed $92,500 realMLS
• 2026-04-23 Price Changed $97,500 realMLS
• 2026-04-15 Price Changed $100,000 realMLS
• 2026-04-08 Price Changed $102,500 realMLS
• 2026-03-27 Price Changed $104,000 realMLS
• 2026-03-19 Price Changed $105,000 realMLS
• 2026-03-12 Price Changed $110,000 realMLS
• 2026-02-17 Price Changed $115,000 realMLS
• 2026-02-10 Price Changed $125,000 realMLS
• 2026-02-03 Price Changed $130,000 realMLS
• 2026-01-22 Price Changed $135,000 realMLS
• 2026-01-14 Price Changed $140,000 realMLS
• 2026-01-06 Price Changed $145,000 realMLS
• 2025-12-26 Relisted — realMLS
• 2025-12-03 Listing Removed — realMLS
• 2025-11-12 Listed $150,000 realMLS
• 2025-10-10 Sold (Public Records) $338,200 Public Records

Property tax history

+1.7%/yr

Latest (2025): $802 · +31.4% YoY. Source: county tax records.